Local developer Harridan is seeking to turn its Woolloongabba apartment project into the first stage of a broader transformation of Burke Street, using a new 16-storey mixed-use building to establish a greener pedestrian connection toward the rapidly evolving Boggo Road transport and knowledge precinct.

The South East Queensland developer has filed plans for 154 apartments on the <a href="https://www.apartments.com.au/new-apartments/4-burke-street-woolloongabba-qld-4102">southern side of Burke Street</a>, where its proposal has been designed alongside a wider vision by LatStudios for the street.

That vision positions the southern side of Burke Street for buildings of 15 storeys and above, while envisaging lower-rise development of up to five storeys on the northern side to transition into Woolloongabba's existing character housing. It also proposes wider pedestrian verges, deep planting, new street trees and upgrades to the pedestrian approach to Boggo Road Station.

The Harridan development itself has been designed by Brisbane-based Arqus Design and will comprise 154 apartments across 16 storeys. The mix is weighted heavily toward two-bedroom apartments, with 121 proposed alongside 10 one-bedroom and 23 three-bedroom residences. There will typically be around 14 units per floor.

A lower-ground car park and three podium levels will accommodate 156 resident parking spaces, along with visitor and commercial parking. There will also be 154 resident bicycle spaces and 40 visitor bicycle parks.

&nbsp;

Harridan is a family-owned developer and part of the Holmwood Highgate Group, with more than three decades of development activity across South East Queensland. Its portfolio spans residential, commercial and industrial property, with current residential projects including Riverbank on Byron in Bulimba, Esperance Residences in Carina and The Precinct at Kinross Road in Thornlands.

Wooloongabba has been popular for apartment developers, particularly since the announcement of the 2032 Summer Olympics games in Brisbane.

While there have been a lot of development applications, it has failed to materialize into real supply.&nbsp;

Sarazin has been the major player in the area. They are under construction at Murcia Residences, on the fringe of East Brisbane and Woolloongabba. They have just launched <a href="https://www.apartments.com.au/new-apartments/the-stanley-residences-woolloongabba-8-trafalgar-street-woolloongabba-qld-4102">The Stanley Residences</a>, in Woolloongabba on Trafalagar Street. They also have Nuage coming soon on the nearby <a href="https://www.apartments.com.au/new-apartments/nuage-woolloongabba-14-wellington-road-woolloongabba-qld-4102">Wellington Road</a>.

Joel Robinson

First look: Harridan plans Burke Street transformation beside Boggo Road transport hub

IN BRIEF

<ul>
	<li>
	Just three double-storey Sky Homes sit at the top of The Waterline, each with its own private marina berth and rooftop terrace.
	</li>
	<li>
	Construction on The Waterline is complete, with the first residents expected to move in from mid-October.
	</li>
	<li>
	Sky Homes range from 282 sqm to 367 sqm and are priced from $3.65 million.
	</li>
</ul>

<hr />
Lewis Land has opened the first completed sky home for inspection at Harbour Shores, giving buyers their first opportunity to step inside one of just three double-storey residences crowning The Waterline.

Each sky home comes with its own private marina berth, rooftop terrace and Broadwater views, combining the scale of a larger home with direct access to the boating lifestyle that underpins the wider <a href="https://www.apartments.com.au/new-apartments/harbour-shores-biggera-waters-564-oxley-drive-biggera-waters-qld-4216">Harbour Shores</a> masterplan.

[smartcode_project:default project_id=113271 project_image_fid=366708]

Lewis Land Head of Development Michael Long said the inclusion of a berth with every Sky Home had become increasingly valuable as marina access across the Gold Coast tightened.

“Marina berths are becoming increasingly difficult to secure across the Gold Coast, so including one with every Sky Home makes this a genuinely rare offering,” Long said.

“The private 70-berth marina will accommodate boats up to 12 metres in length and is positioned just 2.5 kilometres from the Broadwater, placing the open ocean only 15 minutes away.

“Being able to step out of your home onto your boat is a rare luxury, and it’s something residents here can look forward to when it opens later this year.”

[smartcode_project:default project_id=113271 project_image_fid=366709]

The display opening comes as construction completes on The Waterline, with the first residents expected to move in from mid-October.

The three Sky Homes range from 282 sqm to 367 sqm and each feature three bedrooms, three bathrooms, multiple living zones, expansive kitchens with butler's pantries and large balconies taking in the Broadwater outlook.

Each residence also has three secure basement car spaces and additional storage.

“This is the first opportunity the Gold Coast has had to step into Harbour Shores and see, touch and feel what we’re bringing to life here,” Long said.

“There are only three Sky Homes within The Waterline, ranging in size from 282sqm to 367sqm, with each residence featuring three large bedrooms, three bathrooms, multiple living zones, expansive custom-built kitchens with butler’s pantry, and large balconies capturing Broadwater views.”

<img alt="Harbour Shores" data-entity-type="file" data-entity-uuid="bab65e10-4fab-45e1-92d8-fc56e2ab98ff" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-25%20at%202.00.16%E2%80%AFPM.png?VersionId=XT8q76LsPkw3cYTsvN3JfFDaPLud90PN" />

Residents of The Waterline will have access to a private pool, along with Harbour Shores' wider collection of amenity including a lagoon pool, social clubhouse, tennis court, gym, yoga facilities and sauna.

Lewis Land partnered with Studio Collective to furnish the completed display, with the interiors designed to demonstrate how the residences could function as permanent homes rather than simply as show apartments.

Studio Collective Director Melissa Park said the surrounding waterways informed the interiors, but in a more restrained way than a traditional coastal scheme.

“We drew inspiration from the canals and coastal surrounds, but our approach was to interpret that subtly through layered materials and a grounded palette of earthy tones, rather than literal coastal references,” Park said.

“We introduced hero moments of green and teal to reference the surrounding waterways, while mirrored elements help reflect natural light.

“The result is a residence that feels elevated yet comfortable, somewhere buyers can genuinely imagine themselves living, entertaining and unwinding.”

Sky Homes are priced from $3.65 million.

Lewis Land is also offering private marina berths with The Residences, its limited collection of three and four-bedroom villas positioned directly along the Harbour Shores waterfront boardwalk.

Three-bedroom villas are priced from $2.99 million, while four-bedroom residences start from $3.19 million.

Harbour Shores is being marketed by Colliers International.

[smartcode_project_cta:default project_id=113271]

Lewis Land opens sky home display as The Waterline completes at Harbour Shores

St Vincent de Paul Society Housing Australia has filed plans for a major mixed-use housing precinct on the southern edge of the North Sydney CBD, adding another significant proposal to a pocket around North Sydn​ey Station that is quickly becoming one of the LGA's busiest development zones.

The State Significant Development Application covers a 5,990 sqm site at <a href="https://www.apartments.com.au/new-apartments/1-19-mackenzie-street-lavender-bay-nsw-2060">1-19 MacKenzie Street and 211 Blues Point Road in Lavender Bay</a>, immediately south of Nor​th Sydney Station and between the commercial core and the lower-rise Lavender Bay Heritage Conservation Area.

Designed by Wardle, the proposal would deliver a new residential tower comprising 88 build-to-sell apartments and 19 affordable apartments, alongside a separate co-living building with 57 rooms and a building manager's studio.

It would also see the significant restoration and upgrade of St Francis Xavier Catholic Church, the adaptive reuse of the former school building, new parish facilities, retail, a new public square and around 1,000 sqm of publicly accessible open space.

<img alt="Vinnies North Sydney" data-entity-type="file" data-entity-uuid="d5dd7f87-a617-463e-b577-17541e01f0e9" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-26%20at%209.10.13%E2%80%AFAM.png?VersionId=4R8TsFN3P_LrrXO2HswTOIrx2blil8lh" />

The project is seeking a concurrent rezoning of the site to R4 High Density Residential and an increase in the maximum building height to allow a tower reaching RL120, or up to 20 storeys. The proposal was progressed through the NSW Government's Housing Delivery Authority pathway.

The build-to-sell component will be weighted toward larger apartments, with just six one-bedroom apartments compared with 31 two-beds, 43 three-beds and eight four-bedroom residences.

The 19 affordable apartments will comprise two studios, 15 one-bedroom apartments and two two-bedroom apartments, taking the total apartment component to 107 residences before the 58 co-living rooms are included.

<img alt="Vnnies" data-entity-type="file" data-entity-uuid="7d568ca5-cb90-4e18-96c6-d9795dba0c56" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-26%20at%209.10.05%E2%80%AFAM.png?VersionId=GY2R5M9VtQh0EKy1vajaea19PSLOPuRD" />

Wardle's design for the Vinnies site has sought to negotiate that emerging high-rise context while retaining the lower-scale character of MacKenzie Street and the adjoining heritage conservation area.

The main building adopts a three-storey podium and tower arrangement, with the podium aligned to the ridgeline and front setback of St Francis Xavier Church.&nbsp;Wardle has designed the podium with colonnades, seating, recessed entries and active ground-floor frontages, with sandstone-toned precast concrete and face brick referencing the materiality of the existing church.

The tower then steps back eight metres to the south and six metres to the north before rising in a sculpted form comprising four interlocking quadrants. Wardle has also introduced rounded forms and chamfered corners to reduce the tower's perceived bulk and improve view sharing with neighbouring development sites.

Resident facilities and outdoor areas are planned at the separation between the podium and tower at Level 3, oriented toward Sydney Harbour and the CBD skyline.

The tower itself will feature a glass reinforced concrete facade, with recessed balconies and deep reveals used both to provide shading and privacy and frame views toward the harbour and city. The lower levels take a different architectural approach, using brick and sandstone-toned finishes intended to establish a stronger relationship with St Francis Xavier Church. The Church itself will be conserved and upgraded for its continued use, while the former school building will be adaptively reused as part of the co-living component.

<img alt="Lavendar Bay" data-entity-type="file" data-entity-uuid="2d4418ad-90aa-4d49-af93-c80b140aea80" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-26%20at%209.09.47%E2%80%AFAM.png?VersionId=Kv4gzbsACaGvZSRuaqcfGC54jEJRXIDJ" />

&nbsp;

The proposal adds to an increasingly concentrated pipeline of residential development around Blue Street, MacKenzie Street and Lavender Bay.

Just west of the site, Central Element lodged plans earlier this year for one of the most significant residential developments proposed in Lavender Bay in recent years.

Central Element's SJB-designed scheme at 64-66 Lavender Street and 3-7 Middlemiss Street would deliver 163 apartments across two towers rising 23 and 32 storeys, replacing five existing apartment buildings containing 32 homes. The project also forms part of the Housing Delivery Authority pathway.

<a href="https://www.apartments.com.au/news/nsw/first-look-central-element-reveals-lavender-bay-apartment-plans?utm_source=chatgpt.com" rel="noopener" target="_blank">First look: Central Element reveals Lavender Bay apartment plans</a>

Immediately around North Sy​dney Station, another two significant proposals have emerged at 5 and 15 Blue Street.

Zurich Australian Insurance Properties is seeking to adaptively reuse its longstanding commercial building at 5 Blue Street, directly above North Sydney Station, rather than demolishing the structure.

Its SSDA proposes converting the building into a 14-storey mixed-use development with 62 apartments and 86 co-living rooms, together with ground-floor retail and a major refurbishment of Blue Street Plaza. The application is currently at the Response to Submissions stage.

<a href="https://www.apartments.com.au/news/nsw/first-look-zurich-targets-north-sydney-office-conversion-with-148-unit-proposal-above-metro-station">First look: Zurich targets North Sydney office conversion with 148-unit proposal above Metro station</a>

&nbsp;

First look: Vinnies files for 20-storey Lavender Bay apartment tower as North Sydney housing pocket heats up

When the opportunity arose for South Australian developer Palumbo to return to Kent Town, where it had previously delivered East Park Apartments and the East 
Rundle Apartments, it wasn't one the longstanding developer-builder was going to pass up.

The decision was quickly vindicated, with more than 30 apartments sold within the first month of launching <a href="https://www.apartments.com.au/new-apartments/royal-apartments-kent-town-2-8-north-terrace-kent-town-sa-5067">Royal Apartments</a> to the market.

The 206-apartment development, which will bring significant new supply to Adelaide's tightly held eastern city fringe, also gives <a href="https://www.apartments.com.au/developers/palumbo">Palumbo</a> the opportunity to bring new life to one of Kent Town's most recognisable watering holes.

[smartcode_project:default project_id=6109 project_image_fid=376073]

Royal Apartments incorporates the historic Royal Hotel, a venue Palumbo Managing Director Daniel Palumbo said has a longstanding connection with the local community.

"Everyone in the area has history with the Royal Hotel," Palumbo told Apartments.com.au.

"It was quite an active pub and social gathering place for locals. We want to bring it back to its former glory."

[smartcode_project:default project_id=6109 project_image_fid=376072]

The wider development will comprise two residential towers alongside the restored hotel, sitting on North Terrace opposite the Adelaide Park Lands.

For Palumbo, the project also marks a return to familiar territory.

The developer completed East Park Apartments next door more than a decade ago and jumped at the opportunity to develop in Kent Town again when the Royal Hotel site became available.

"The opportunity emerged, and we moved to secure the site," Palumbo said.

"We were approached by the previous landowner, who said they had extensive commitments in Sydney and weren't in a position to deliver the project.

"We took over the site and within six months recut the design scheme to be more in keeping with the type of development we want to bring to Adelaide.

"Now we're on the market and those changes have really resonated with local buyers."

That has translated into a strong start to sales, with 33 apartments transacting in the project's first 35 days.

Palumbo said the early purchaser profile had been consistent with the group's traditional focus on owner-occupiers rather than investor-led apartment stock.

"Local owner-occupiers have always been our market," he said.

"There are always some investors, but we've never developed what would be called traditional development stock. Owner-occupiers are very much our market."

[smartcode_project:default project_id=6109 project_image_fid=376068]

The buyer mix has been diverse so far, with downsizers and younger professionals both accounting for a significant portion of early sales.

South Australia's current stamp duty settings, which allow&nbsp;eligible homeowners in South Australia aged 60 savings of up to $103,830 on stamp duty when they downsize to a new property valued at up to $2 million,&nbsp;have helped encourage downsizer activity, while younger buyers in their late 20s and early 30s have been attracted to the opportunity to live immediately outside the CBD while still being able to walk into the city.



Location has been a major part of the proposition for both buyer cohorts.

[smartcode_project:default project_id=6109 project_image_fid=376075]

Royal Apartments sits on North Terrace directly opposite the Adelaide Park Lands, with residents able to walk through the parklands toward the East End, Rundle Street and Rundle Mall.

Apartments have been positioned to capture views across the parklands, Adelaide skyline, Botanic Gardens and Adelaide Hills.

Palumbo believes the scarcity of developable land along this section of the Park Lands makes the site particularly difficult to replicate.

"There's very few allotments on that side that can be developed," he said.

"If this location was in New York and you were sitting on Central Park, you'd be talking about a $60 million apartments."

Royal Apartments will offer a broad mix of residences, ranging from one-bedroom apartments through to four-bedroom sub-penthouses and penthouses.

Current listings include one-bedroom apartments from $680,000, while larger three and four-bedroom residences are priced around $2.5 million.

Residents will have access to a swimming pool, gym, barbecue and recreation areas, residents' lounge and dining space, and a communal deck.

[smartcode_project:default project_id=6109 project_image_fid=376067]

The apartments will feature generous balconies, while secure parking, bicycle storage and storage cages will also be provided.

A porte-cochère-style arrival and drop-off area has also resonated with buyers, particularly those attracted to being able to walk into the CBD during the day while retaining secure vehicle access at home.

Palumbo is acting as developer, architect and builder on Royal Apartments, continuing the vertically integrated model it has used across its South Australian portfolio.

The group was also behind the $150 million Sofitel Adelaide, the 251-room five-star hotel and residential tower which opened in 2021.

Palumbo said Royal's launch had come at an interesting time for the broader Adelaide apartment market.

Buyer confidence had initially been impacted by uncertainty surrounding the Federal Budget and broader economic conditions, but Palumbo believes sentiment is beginning to improve against a backdrop of significant investment flowing into South Australia.

He pointed to increased activity across defence and resources, including Olympic Dam, as potential long-term drivers of the state's economy and housing market.

"Money is starting to flow into Adeliade, significant amounts as Adelaide bucks the trend of the rest of the country.," Palumbo said.

"There's a lot of activity in the economy over the next decade. I think more investment will come into this market."

Early works on Royal Apartments are expected to commence this year, with major construction activity and cranes anticipated on site from early next year.

[smartcode_project_cta:default project_id=6109]

Palumbo's return to Kent Town strikes early chord with buyers

Go-to builder-developer <a href="https://www.apartments.com.au/developers/graya">GRAYA</a> is continuing to bulk out its already impressive and diverse apartment portfolio across South East Queensland. Their latest milestone is securing development approval for Silk, its boutique riverfront apartment development in St Lucia.

The approval clears&nbsp;the way for the team to begin construction planning for the 22-residence project.

<a href="https://www.apartments.com.au/new-apartments/silk-st-lucia-16-18-sandford-street-st-lucia-qld-4067">Silk</a> will rise 15 levels from an 810 sqm site at 16-18 Sandford Street, occupying a prominent bend of the Brisbane River with a prized northern aspect across Orleigh Park toward the Brisbane CBD.

The approved scheme will comprise 16 split-floor and six full-floor residences, continuing GRAYA's move into larger-format apartment developments targeting Brisbane's prestige owner-occupier market.

The project has been designed around the site's broad river frontage and dual-direction views, with GRAYA prioritising larger residences, privacy and outlook over apartment yield.

<img alt="Silk St Lucia" data-entity-type="file" data-entity-uuid="aa5c2349-f96c-4914-a812-1f2cd6827af8" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-26%20at%208.25.44%E2%80%AFAM.png?VersionId=WY0vEU_7vYjeRJKQHiCwFdMxu8PvFh52" />

GRAYA Co-founder and Chief Executive Officer Rob Gray said the project had been shaped around local homeowners wanting to remain in St Lucia without maintaining a traditional family home.

"St Lucia is one of those suburbs people do not want to leave," Gray said.

"They know the river, the trees, UQ, the golf course, Toowong and Indooroopilly, and that familiarity is hard to replace.

"True riverfront opportunities here are exceptionally scarce. What we have designed at Silk is a way to stay in the suburb people love, with the scale and privacy of a private home and far less to maintain.

"This is not typical apartment product. It is a proper home on the river, and that is exactly what this market has been missing."

The approval comes as new apartment development continues to increase across the St Lucia and neighbouring Toowong corridor, although direct riverfront sites remain considerably more tightly held.

GRAYA Co-founder and Managing Director Andrew Gray said securing the approval had removed a significant element of development risk from Silk.

"Genuine riverfront sites of this quality in St Lucia are not something that comes up regularly," Gray said.

"The approval removes a substantial layer of execution risk, and the location underwrites demand in a way very few inner-city sites can.

"The fundamentals here are as strong as anything we have assessed in Brisbane."

<img alt="Silk St Lucia" data-entity-type="file" data-entity-uuid="d0f3d734-65e1-48e8-8ed3-2e0715ffcdd9" src="https://s3.ap-southeast-2.amazonaws.com/www.urban.com.au/s3fs-public/inline-images/Screenshot%202026-08-26%20at%208.25.56%E2%80%AFAM.png?VersionId=sOLSs_jdHkXLWbBKzRyayf5BfTb2vPsD" />

Silk will see GRAYA return to a stretch of the Brisbane River where it already has recent construction experience. The vertically integrated group recently completed ARC in neighbouring Toowong as builder for developer Spyre, delivering the riverfront project on a constrained site.

GRAYA will take a different role at Silk, controlling the project from design and development through construction and aftercare under its vertically integrated model.

The development will include a gym and resident leisure areas at ground level, integrated with the river's edge.

Silk joins a growing pipeline for GRAYA across Brisbane and the Gold Coast, which includes Enclave, The Gallery, Coral and Ripple.

The developer-builder has also recently lodged plans for its largest project to date, <a href="https://www.apartments.com.au/new-apartments/the-silo-19-chester-street-newstead-qld-4006">The Silo</a>, a proposed <a href="https://www.apartments.com.au/news/qld/graya-buys-frasers-newstead-site-plans-the-silo-between-james-street-and-gasworks-precincts">$700 million mixed-use development</a> in Brisbane's James Street precinct.

Silk is expected to predominantly target local owner-occupiers and prestige buyers seeking a permanent riverfront home in Brisbane's inner west.

Registrations of interest are now open, with further details on the project and construction program to be released as it progresses.

<hr />
<h2>SILK PROJECT FACTS</h2>

Developer-builder: GRAYA

Project: Silk

Location: 16-18 Sandford Street, St Lucia

Apartments: 22

Built form: 15 levels

Site: 810 sqm riverfront holding

Mix: 16 split-floor and six full-floor residences

Status: Development approved

Next step: Construction planning underway

[smartcode_project_cta:default project_id=152168]

GRAYA greenlit for riverfront St Lucia apartment development, Silk

Industrial

<html><body>
EXPERT OBSERVERS
Industrial relations is in the DNA of Australian politics: it is the defining policy issue that has traditionally distinguished Labor from the Coalition.
Industrial relations issues have featured prominently in recent election campaigns, with <a href="https://www.fairwork.gov.au/how-we-will-help/templates-and-guides/fact-sheets/rights-and-obligations/enterprise-bargaining" target="_blank">Australian Workplace Agreements (AWAs)</a>, <a href="https://www.propertyobserver.com.au/https://www.abc.net.au/news/2016-03-16/jericho-10-years-on,-the-spirit-of-workchoices-still-lives/7248368" target="_blank">WorkChoices</a> and union governance being the subject of fierce contestation between the major parties. However, this election the policy contrast is especially evident.
While the policies of the major parties have always differed, over the past 30 years there was a neoliberal consensus on economic policy that in some respects extended to industrial relations.
For instance, the <a href="http://www8.austlii.edu.au/cgi-bin/viewdb/au/legis/cth/consol_act/fwa2009114/" target="_blank">Fair Work Act</a> implemented by the Rudd government reversed some but not all elements of Howard-era industrial relations policies. It largely maintained constraints on trade union power.
But this consensus is fracturing, as reflected in the policy settings of the two major parties. The Coalition has held steadfast to the idea that industrial relations and labour market issues are best left to the logic of the market. From this perspective, a strong economy enabled by low taxation and minimal government intervention results in employment and wage growth.
In contrast, and in light of the evident decoupling of economic growth and wages growth, the ALP has taken a more interventionist stance. This reflects less confidence in market mechanisms alone to solve persistent issues such as gender inequality, low pay and the proliferation of precarious work.
<h2>The Coalition’s commitments</h2>
Much of the Liberal and National parties’ policy platform focuses on what the Coalition has achieved in office. Most prominent is the focus on the <a href="https://www.liberal.org.au/our-plan/economy" target="_blank">Coalition’s job record</a>, particularly its claim to have created 1.3 million jobs since it was first elected in September 2013.
The Coalition highlights recent job growth among younger workers, increased workforce participation among women and the creation of full-time jobs. This is despite persistent challenges relating to gender equality at work, unemployment and under-employment among young workers and a prevalence of insecure and non-standard work arrangements.
Very little is said explicitly about wages, job security and other “core” industrial relations issues. One explanation for this could be memories of the “WorkChoices election” of 2007 when the Howard government’s weakening of worker protections led to its removal from office.
Or it could be because of an ideological view that removing market constraints, particularly for small business, will lead to improved conditions for workers. This is a strong theme in the Coalition’s platform: it claims that lower taxes are “a critical part of our plan to deliver a strong economy and record job creation”.
The Coalition also points to its record in “tackling union lawlessness”, particularly through the establishment of the <a href="https://theconversation.com/restoring-the-construction-watchdog-abcc-experts-respond-69643" target="_blank">Australian Building and Construction Commission</a>. A key aspect of the Coalition’s policy platform is to highlight Labor’s perceived weaknesses through its links with the union movement and also the potential impact of climate change policies on employment in carbon-intensive industries.
But it’s hard to see this resonating much among voters, who for the past two decades have seen unions are having much less power than big business (see below).
Voters’ perceptions of the power of trade unions and big business, Australia, 1967-2016
<a href="https://images.theconversation.com/files/272427/original/file-20190503-103053-t25lnp.png?ixlib=rb-1.1.0&amp;q=45&amp;auto=format&amp;w=1000&amp;fit=clip"><img src="https://images.theconversation.com/files/272427/original/file-20190503-103053-t25lnp.png?ixlib=rb-1.1.0&amp;q=45&amp;auto=format&amp;w=754&amp;fit=clip" alt=""></a> Australian National University, Australian Electoral Study 1987–2016
<h2>Labor’s commitments</h2>
Reflecting a renewed enthusiasm for policy aimed at challenging the free rein of the market, the Labor Party has announced a suite of interventionist measures. Some appear aimed squarely at amending the Fair Work Act – for example, legislating to prevent employers using agreement termination to revert to award wages and conditions, and to impose higher penalties for wage theft.
However, the bulk of Labor’s announcements relate to three themes: the problems of ongoing wage stagnation and income inequality, job insecurity and gender equity at work.
Key to the ALP’s wages policies is a commitment to develop a “<a href="https://theconversation.com/shorten-to-announce-labors-living-wage-plan-but-without-an-amount-or-timing-114225" target="_blank">living wage</a>” to keep working people out of poverty. Details of how this will be calculated will likely be left to the Fair Work Commission.
Another <a href="https://www.smh.com.au/federal-election-2019/employers-wary-as-bill-shorten-promises-2-6m-casual-workers-the-right-to-convert-20190423-p51gi1" target="_blank">headline announcement by the ALP</a>, easier conversion from casual to permanent work, draws a connection between the prevalence of insecure forms of work and historically low wage growth.
Commitments to ensure labour hire workers receive the same pay as those who are directly employed and an <a href="https://www.alp.org.au/policies/labors-plan-for-secure-jobs/" target="_blank">undertaking</a> to “make sure workers in the gig economy are paid properly and not used to undermine Australian wages, including by changing the legal test for sham contracting” suggest enthusiasm for a recalibration of labour market regulation away from free-market logic.
This is reinforced by a broader set of policies focusing on the eradication of <a href="https://theconversation.com/at-last-australia-has-a-modern-slavery-act-heres-what-youll-need-to-know-107885" target="_blank">modern slavery</a>, the inclusion of superannuation in the <a href="https://www.alp.org.au/policies/labors-plan-to-save-workers-super-from-dodgy-bosses/" target="_blank">National Employment Standards</a> and <a href="https://www.alp.org.au/policies/labors-plan-for-pay-transparency-for-large-company-ceos/" target="_blank">reporting requirements</a> for CEO pay in listed companies.
<a href="https://www.alp.org.au/policies/labors-plan-to-help-close-the-gender-pay-gap/" target="_blank">Gender equity</a> at work policy provides a stark area of contrast between the two main parties. The ALP has pledged A$400 million towards closing the gender superannuation gap, a 20% <a href="https://www.smh.com.au/federal-election-2019/labor-s-childcare-wages-plan-to-cost-at-least-1-6-billion-a-year-20190501-p51j1n" target="_blank">increase in pay for early childhood educators</a> and prioritising gender equity in the Fair Work Act and in the work of the Fair Work Commission.
Linking gender equity to wage stagnation, Labor has announced it will <a href="https://www.theguardian.com/australia-news/2018/jul/01/shorten-promises-to-restore-penalty-rates-and-spend-6bn-on-sydney-rail" target="_blank">reinstate penalty rates</a>, the loss of which has had a disproportionate impact on female-dominated industries such retail services and hospitality.
<h2>Comparing apples and oranges</h2>
The small-target approach of the Coalition to industrial relations during this election campaign is very difficult to compare to the comprehensive suite of policies released by the ALP. This is partly a result of the inherent nature of election campaigns – the incumbent seeks to defend its record and the challenger to present a convincing agenda for change.
What the industrial relations policies of the major parties most starkly reveal is a Coalition that maintains its conviction that fiscal measures such as tax cuts are the best way to “regulate” the labour market, and a Labor Party that’s looking to curb market excesses and redress what it sees as market failures.
This provides a stark choice for voters.<img src="https://counter.theconversation.com/content/116256/count.gif?distributor=republish-lightbox-basic" alt="The Conversation" width="1" height="1" style="border: none !important; box-shadow: none !important; margin: 0 !important; max-height: 1px !important; max-width: 1px !important; min-height: 1px !important; min-width: 1px !important; opacity: 0 !important; outline: none !important; padding: 0 !important; text-shadow: none !important;">
<a href="https://theconversation.com/profiles/sarah-kaine-19347" target="_blank">Sarah Kaine</a>, Associate Professor UTS Centre for Business and Social Innovation, <a href="http://theconversation.com/institutions/university-of-technology-sydney-936" target="_blank">University of Technology Sydney</a> and <a href="https://theconversation.com/profiles/chris-f-wright-9738" target="_blank">Chris F. Wright</a>, Senior Lecturer, <a href="http://theconversation.com/institutions/university-of-sydney-841" target="_blank">University of Sydney</a>
This article is republished from <a href="http://theconversation.com" target="_blank">The Conversation</a> under a Creative Commons license. Read the <a href="https://theconversation.com/how-the-major-parties-stack-up-on-industrial-relations-policy-116256" target="_blank">original article</a>.
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How the major parties stack up on industrial relations policy

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A Melbourne based investor has paid $6.5 million on a 6.3% yield for a Campbellfield industrial facility with Hume Highway frontage.
Dawkins Occhiuto directors, Chris Jones and Walter Occhiuto brokered the deal.  
Located a short distance from the Metropolitan Ring Road, the 1608 Hume Highway property comprises a total building area of 4,949 square metres covering only 25% of the 16,550 square metre site.
It is leased to multinational tenant, Komatsu, on a seven year term expiring August 2020, at a current passing net rental of circa $411,000 per annum. 
Mr Jones said the Expressions of Interest campaign drew a strong field of local, interstate and off-shore buyers based on the property’s exceptional investment credentials.  
He said, “this property offered an excellent location and exposure right on the highway, a secure lease to a blue chip tenant, buildings and hardstand in very good condition and of high utility, high underlying land value, and significant future development upside with a low site coverage. It was hard to beat." 
“We are seeing strong yield compression, particularly for the best located, modern, industrial facilities with secure lease covenants, and that is likely to continue while industrial yields remain comparatively attractive vis-à-vis retail and office property, and while alternative assets classes are offering lower and/or more volatile return prospects,’’ Mr Jones added. 
The vendor was an interstate syndicator.
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Campbellfield Industrial facility fronting the Hume Highway sold for $6.5 million

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Diversified property group Pellicano has announced its strongest quarterly results on record.
The results are on the back of securing $29 million in pre-commitment deals at Innovation Park, Dandenong South - a joint venture business park between Pellicano &amp; ISPT.
The park incorporates 20,000 square metres of custom-built facilities for a mix of industries including construction supplies, imports and distribution, medical products and transport.
Businesses who have taken up deals include Defries, Hopper Transport, Exclusive Tyres and ICCONS.
The new deals will take Pellicano’s Industrial portfolio to 550,000 square metres under ownership, with a vacancy rate of 2.9%.
The industrial assets are forecast to outperform the broader commercial property market over the next several year, a recent Moody's report suggests.
Global real estate agency JLL recently suggested that as much as $21 billion of investor capital is looking for a home in Australia's industrial market.
Pellicano Managing Director, Renato Pellicano, said the results are a sign of the strength of the industrial market.
Pellicano, said this level of pre-lease volume over a single quarter was unprecedented.
“This is the strongest demand for industrial stock Pellicano has seen in the last decade,” said Pellicano.
“As land values continue to rise and available stock levels diminish, demand is outstripping supply. Accordingly, we expect to see industrial rents rise 10-15% over the next three years.
“Our goal has always been to maintain healthy occupier-owner relationships across our portfolio and as a family-owned business, these relationships have been a key factor in our success.”
Philip Rose, Managing Director of new client, ICCONS said the philosophy impacted his decision to make a pre-lease commitment at Innovation Park.
“We appreciated the open and collaborative communication between senior stakeholders at Pellicano, which led to an efficient and timely outcome,” said Rose.
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Pellicano post strongest quarter ever on back of industrial market strength 

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Cushman &amp; Wakefield have managed and completed the sale and lease of adjacent properties at in the suburb of Rowville in Melbourne’s south east.
Situated at 35 and 37 Laser Drive respectively Extreme Land Pty Ltd purchased the property located at 35 Laser Drive from Inga Pty Ltd for $1.92 million.
Extreme recently sold their Springvale facility.
35 Laser Drive property comprises a warehouse and two-level office over 1,372 sqm.
Jordie Cassidy and Andrew O’Connell from Cushman &amp; Wakefield managed the sale.
At 37 Laser Drive, A2Z Flashings Pty Ltd has leased a soon to be refurbished warehouse and office space from Marvic Downs Pty Ltd. 
A2Z Flashings Pty Ltd are to relocate from their existing space at Ferntree Gully. 
The property comprises a two-level office across 267 sqm, a 1,009 sqm clear span warehouse and 22 off street car spaces.
The leasing agreement comprised rents of approximately $100 per sqm, with the transaction also managed by Jordie Cassidy and Andrew O’Connell.
Jordie Cassidy said, “Tenant demand is still strong for sub 2,000 sqm buildings in Rowville with very limited stock on the market. As a result, we’re beginning to see face rents begin in slowly increase.”
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Successful sale and lease at neighbouring industrial properties in Rowville

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‘Mini-warehouses’ are being developed to more affordable options in the industrial market, a new report says.  
The Colliers International report said developers were responding to demand from smaller industrial users looking for assets at lower costs, said Malcom Tyson, Managing Director, Industrial at Colliers International. 
“As the economy grows, the dynamics of the industrial market have been evolving and therefore requirements for industrial space have been diversifying,” said Tyson.
“In particular, it is the growth of small businesses which employ nearly half of Australia’s workforce and generate one fifth of Australia’s GDP, that has triggered a rising demand for strata spaces.”
Australia’s industrial property is in high demand from both domestic and international investors, said Alex Pham, Director of Research at Colliers International.
“Industrial land values have experienced, and will continue to see record growth rates being driven by fierce competition for developable sites and an unprecedented level of investment.”
“With a significant pipeline of infrastructure development yet to be delivered, we can expect industrial value uplifts to continue to be supported by major infrastructure projects, boosting the efficiency of industrial operations.”
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The main summary findings of the report were:
Summary:
<ul>
<li>From both domestic and global contexts, demand for industrial property is being fuelled by Australia’s robust economic conditions, which continues to be underpinned by a confluence of fundamental factors, including; 
</li>
<li>Strong growth in the global economy on the back of increases in global industrial production and trade - particularly across the Asia Pacific region, 
</li>
<li>The positive spillover effects from increased investment in public infrastructure, 
</li>
<li>The improvement in business sentiment (both globally and domestically) and rising non-mining business investment, 
</li>
<li>A sustainably low interest rate environment, 
</li>
<li>A relatively low Australian dollar, boosting net exports, 
</li>
<li>Strong rates of population growth, with the five-year projection (estimated at 1.6% per annum) doubling the average of the world’s top 30 economies.</li>
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'Mini-warehouses' adding affordabile alternative in industrial market: Colliers International 

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An industrial office/warehouse in Rowville has sold for $13 million for the first time in 20 years to a local owner-occupier, highlighting the tightly held nature of Melbourne’s south-eastern industrial precinct. 
Savills Australia’s Kosta Filinis and Lynton Williams brokered the off-market deal for 800 Wellington Road at a land and building rate of $1,600 per sqm. 
“The sale demonstrates the current strength and depth for established, large-scale facilities in this tightly held, fully developed industrial precinct of Melbourne,” Mr Filinis said. 
Mr Filinis went on to say that due to the proximity to Eastlink, assets in the Rowville precinct were in strong demand from both owner-occupiers and investors.  
“The precinct is highly regarded and with very limited supply, industrial values are on a strong upward trajectory.” 
The 20,940sqm site enjoys a main-road position and encompasses an 8,140sqm building, including 774sqm of office space and multiple loading docks. 
The building also has a canopy and a 9.5-metre internal height clearance with early suppression, fast response (ESFR) sprinklers. 
The vendor was represented by Charter Keck Cramer.
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Rowville office warehouse fetches $13 million through Savills

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EXPERT OBSERVER
The changed retail and consumer landscape are driving the boom in the industrial property market. This uprise of activity is resulting in higher property costs for occupiers, however these rising costs will not be a zero-sum game for occupiers. Occupants who are seeking efficiencies within their supply chains will thrive.
The convergence of several influential factors, including the rapid growth in e-commerce and the need to service customers directly, has led to unprecedented levels of heightened activity in the industrial property market. It is forecasted that the market will grow 30-40% per annum for the next three years, according to research by TM Insight, Australia’s leading consultancy to corporate occupiers within the sector. This growth is likely to result in dramatic increases in property values and rents.
Currently online retail sales in Australia accounts for 7.5% of total retail spend and this is predicted to increase by 30% in 2022. This transition in the retail landscape includes grocery, food and beverage, pharmaceutical and FMCG. This is forcing significant change within the entre retail ecosystem to adapt to evolving consumer demand and most importantly be able to service the customer directly. For brands to bypass the traditional bricks and mortar retail stores it requires a complete transformation in their supply chain design and operation. 
Occupiers need property solutions which are built to service direct to customer demand, however there is a significant undersupply of suitable property. TM Insight is currently managing requirements for clients across Australia totalling in excess of 600,000m2 and is in discussions with organisations for a further 500,000m2 of new space. This is leading to a proliferation of greenfield development and the repurposing of antiquated existing property in locations close to where people live.
The sheer demand in industrial property is placing significant pressure on land supply, particularly in Sydney and Melbourne’s south east where land prices have soared over the past 18 months. Even Melbourne’s west which has had no rental growth for 15 years, is increasing. With rising land values and tightening supply, the increases in rents is likely to continue with a downward pressure on occupant incentives. 
Investment yields are at record low levels, and it is hard to imagine any further significant levels of yield compression to prevent cost increases at a real estate level for occupiers along the Eastern Seaboard. While at face value this appears to be good news for property owners and bad news for occupiers, that is not necessarily the case. The current retail landscape and increase in property costs is forcing occupiers to innovate and look upstream in their supply chains to operate far more efficiently and potentially reduce their physical footprint in Australia.  
In order to service customers directly, companies must create efficient supply chains. Many occupiers are managing ever increasing exposure to costs and demands from customers by investing considerable capital into purpose-built warehouses and fully automated supply chains. In some instances, investment levels in automation and purpose-built facilites in excess of $300 million are showing returns on investment in as little as 3 years when compared to current people-intensive methods of operation. Additionally, developers are taking on an active role in the financing of automation and other bespoke tenant elements helping occupiers become far more efficient in the way they operate. 
These changes in industrial property through a focus on efficiencies will create substantial operational savings. This means occupiers will be able to absorb higher property costs when they are considered in the full spectrum of costs from an optimised business case. Additionally, these efficiencies driven by automated and advanced warehouses may lend occupants the ability to work their inventory in smaller spaces and ultimately reduce their footprint. 
Under the rising costs of industrial property, companies will continue to thrive if they optimise their entire supply chain network. However, a company approaching their distribution network with a fragmented property-driven approach will fall victim to rising rents. 
At TM Insight, we have recently assisted with the investigation and implementation of new highly advanced and efficient distribution networks across Australia for brands such as Kmart (5 new facilities and 230,000m2 of development), Bunnings (5 facilities and 190,000m2 of development), Fisher and Paykel (3 facilities and 33,000m2 of development) and PFD Food Services (4 facilities and 60,000m2 of development).
It would be a shame to let the fear of rising property costs prevent companies from exploring other opportunities that may significantly improve operations and lower costs. This isn’t a zero-sum game if occupants know how to leverage the market dynamics in their favour.
Nathan Bingham is the director of property at TM Insight.
 
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Rising industrial property costs not a zero-sum game for occupiers: Nathan Bingham

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A well-known Tyre and Logistics company has secured a Swanbank facility on a 10 year lease, which industry sources are suggesting is worth approximately $500,000 per annum. 
The lease of the property located at 129 Patrick Street to Tytec Logistics Pty Ltd was facilitated by Ben Donnelly and Callum Stenson of Savills. 
The 52,000 sqm former sandblasting facility features approximately 6,000sq m of building improvements including wash bays, spray booths, and cranes. 
Associate Director of Savills Industrial and Business Services, Ben Donnelly, said Tytec had been in the market for a property for a number of years. 
He said, “when the Patrick Street property became available, the tenant jumped at the opportunity and had the lease signed within three days."
“Swanbank is an ideal location for businesses looking to place themselves in this catchment area to take advantage of solid residential construction and development,” Mr Donnelly said.
Swanbank has seen a number of lease and sale transactions over the last 18 months according to Mr Donnelly.
“As land dries up in the traditional industrial areas of Brisbane, occupiers are finding good value West of Brisbane, where there is a substantial amount of residential construction occurring, particularly throughout the Ripley Valley,” Mr Donnelly added. 
 
 
 
 
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Tytec Logistics secures 10 year lease on a Swanbank facility 

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With the industrial multi-unit development market becoming saturated in Melbourne’s well regarded industrial suburbs, developers are looking for new ways to set their product apart from the competition, according to Herron Todd White (HTW).
The valuation firm noted recent times had seen adaptable spaces with brighter designs.
"Developers will modify the spaces to meet the purchaser’s requirements," the September HTW industrial report noted.
"Such product is being strongly supported by investors assuming strong WALEs and owner-occupiers looking to operate their small businesses or meet their ever- growing storage needs."
HTW also noted the strata industrial space was also being driven by the requirement to redevelop dated and functionally obsolete industrial properties into smaller, concrete tilt panel strata developments.
Most industrial strata spaces comprise a mix of concrete tilt panel and aluminium glazed facades to provide natural lighting and in turn, a positive work environment for their occupants.
"We are seeing strata industrial developments continuing to grow in the inner-city markets, particularly in the inner west, north and east, due to high land values in these areas."
An example of an industrial infill development is 10 Cawley Road, Yarraville 3013, where 50 small strata units have been constructed to provide both self-storage and office/warehouse unit accommodation (ranging between 107 and 203 square metres).
Another development which is combining small scale storage units and high-tech office/warehouse units is The Assembly, located at 329 Bay Road, Cheltenham 3192 (pictured above).
The development is nearing completion with most units being secured by pre-commitment sale transactions prior to completion.
The development focuses on being aesthetically pleasing, as demonstrated by the architecturally designed units and incorporating vertical garden walls, as well as being pragmatic at the same time, creating the perfect balance for occupants.
Where larger land allotments are more readily available and affordable, such as in the outer west and south-eastern markets, HTW suggested there has been an increase in large scale distribution centres being constructed, particularly within proximity of major transport routes.
"As the online shopping market continues to develop, many businesses are seeking to expand their operations to incorporate options for distribution to their customers," the report said. 
"Smaller office to warehouse ratios are being constructed to coincide with technology advances and work-life balance, with employees able to work from home, creating a reduced requirement for high office to warehouse ratios in part."
Aside from the above, currently planned infrastructure upgrades and road projects will benefit the industrial corridors across Victoria and the sector as a whole.
"Projects include the Western Ring Road upgrade, CityLink Tulla widening, West Gate Tunnel project and the anticipated North East Link project.
"The completion of these upgrades will positively impact the aforementioned growth corridors across Melbourne and allow for further efficiencies with regard to transportation and logistics, particularly with regard to the growth in e-commerce and the importance of distribution centres.
"These infrastructure upgrades are creating stable links between destinations, reducing the risk of contingency when transporting goods.
Across the industrial market, rents have continued to stabilise with little movement noted by HTW.
Yields on  the other hand are a different story, in particular well-located investment properties with strong lease covenants and WALEs, with yields continuing to firm.
"We expect that with the supply of englobo industrial land throughout Melbourne, industrial developments will continue to meet demand for both owner- occupiers and investors."
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Melbourne industrial developers trying to stand out as rents stabilise: HTW

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Regional areas of New South Wales have some of the nations strongest performing industrial markets, according to valuation firm Herron Todd White (HTW).
NSW areas Coffs Harbour, Lismore and Orange are the newest locations to reach the peak of the market.
They have joined Griffith, also in NSW, and the Gold Coast, while Dubbo, which was at the peak of the market in HTW's June clock, is now declining and approaching the bottom of the market.
Melbourne dominate the capital city industrial market. They're approaching the peak, while Sydney, Brisbane and Hobart are a rising market.
Click here <a href="https://www.propertyobserver.com.au/images/2018/9/3/HTW_COMM.jpg" target="_blank">to enlarge.</a>
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